Re: Re: well what about the developments popping up in the shannonside ?
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Decision soon on objection to multi million euro project (Limerick Post)
THE developers of the proposed Opera Centre at Rutland Street are awaiting a decision from An Bord Pleanala on an objection to the project by a city architect to the granting of planning permission by Limerick City Council
Ms Cait ni Cheallachain b.arch., has claimed in a detailed written submission to An Bord Pleanala, that the Limerick City Council contravened the stated goals and policies of its own Development Plan by failing to protect the built heritage in an Architectural Conservation area, and in the conditions attached to this permission has set a disastrous precedent.
Some of the points raised in an eight page presentation include:
0.1. Regeneration Developments Ltd, made a planning application for this immense shopping centre in an area contained by Bank Place, Rutland Street, Patrick Street, Ellen Street and Michael Street. The development connects Bank Place in a roughly diagonal line south with the junction of Ellen Street and Patrick Street.
02. The nature of this shopping centre is an introverted mall focussing towards a main pedestrian artery. All the new shops turn their backs to the existing city streets. The facade to Michael Street is a wall which masks a service corridor at ground floor (street level.
Part of the frontage on to Ellen Street consists of a retained facade behind which is another service corridor. There is no connection of any sort with either street except at designated entrances.
The planning will have a â€˜deadeningâ€™ effect on both Michael Street and Ellen Street. The liveliness generated by shops and customer â€˜footfallâ€™ will not be felt there.
03. The developers submitted detailed drawings and photographs of all the buildings affected by their plan.
Their own conservation consultant David Slattery states:
4â€.The proposal could avoid certain adverse potential impacts by retaining certain buildings in their entirety. The impact of the proposal could be avoided or reduced by the facade retention of No 4 Rutland Street;the retention of 5 Rutland Street in its entirely;the retention of No 8 Rutland Street;the facade retention of no 9 Rutland Street;the retention of No 4 and 5 Patrick Street in their entirety;the facade retention of No 4, 5 and 6 Ellen Street and total retention of Noâ€™s 7, 8 and 9 Ellen Street. However, it is not proposed or suggested that the current proposal for urban rejuvenation should not take place, It is obviously necessaryâ€.
In her conclusion, Ms Cait ni Ceallachain states she has no objection in principle to this development.
“My very real concern is that Limerick City Council has contravened all the stated goals and policies of its own Development Plan by failing to protect the built Heritage in this Architectural Conservation Area, and in the related conditions attached to this permission has set a disastrous precedent.
“I appeal to An Bord Pleanala to condition the permission to save all the buildings as recommended by David Slattery. Their inclusion can only enhance the development and safeguard Limerickâ€™s Architectural Heritage for the immediate future.
“The impact of the proposal could be avoided or reduced by the facade retention of No 4 Rutland Street;the retention of No 5 Rutland Street in its entirety;the retention of No 8 Rutland Street;the facade retention of No 9 Rutland Street;the retention of No 4 and 5 Patrick Street in their entirety;the facade retention of No 4,5 and 6 Ellen Street and total retention of Noâ€™s 7, 8 and 9 Ellen Streetâ€.
The Limerick Post was unsuccessful in its efforts to contact Ms Cait ni Ceallachain this week.
Earlier this year, the City Council granted permission to Regeneration Developments Ltd., for Planning Reference no 05/548:
â€˜RE:Permission for urban redevelopment relating to a site area of .55ha, within the sector defined by Bank Place to the North, Rutland Street/Oâ€™Connell Street to the west, Ellen Street to the south and Michael Street to the east and including Denmark multi-storey car park. Permission is sought for the demolition of Noâ€™s 4,5, 6 and 7 Rutland Street, a five storey office building at the junction of Patrick Street/Ellen Street, No 6 Patrick Street, No 3 Ellen Street, Eurosurf and Workspace buildings on Michael Street. Permission is sought for building demolition with facade retention of Nos 4,5,6, 7 and 8 Ellen Street and No 5 Patrick Street and Nos 8 and 9 Rutland Street. Permission is sought for the refurbishment of No 4 Patrick Street.
Local auctioneer Pat Kearney, who put the package for the proposed Opera Centre together over a number of years, said a decision was likely by the end of October.
The developers, he told the Limerick Post, had set a timeline of 2007 for the opening of the centre “but now we are looking at well into 2008â€.
The danger was, he said, that the retailers who had expressed an interest in locating at the centre might be having second thoughts because of the delayâ€.
Cait Ni Cheallachain ( Irish Georgian Society ) makes a stronger case for the retention of the Georgian buildings 4-9 Rutland Street and 4-9 on Ellen Street. Thus this puts our Denis Leonard (Limerick Civic Trust) in a poor light as the latter supported the Opera Centre development in itâ€™s present form.
Denis Leonard, director of Limerick Civic Trust said: â€œThe initial proposal was drastic, but the developers have listened to the people. There are going to be some sacrifices where we will lose some small pieces of heritage, but I believe that a very honest effort has been made to retain as much as possible, that has to be commended.â€
Cait Ni Cheallachain also argues: â€œThe planning will have a â€˜deadeningâ€™ effect on Michael Street. The liveliness generated by shops and customer â€˜footfallâ€™ will not be felt there.â€ I would disagree, in my opinion Michael Street is the ideal street to service the large shopping centre with deliveries. The Street is dominated on one side by the long large Granary warehouse building and on the other side by offices. There is not one shop on this street!
Strangely enough there is no objection on heritage grounds to the overhead pedestrian bridge crossing Ellen street? I have not seen any images yet but I fear it might spoil Quinâ€™s stone building?